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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Retail space
8154 Godwin Falcon Rd, Godwin, NC 28344-8000
Entity Owned
~
Est. High Equity
Property ID
US53-3886212
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1986
Total area
6,208 SF
Lot
0.58 ac (25,265 SF)
Zoning code
CP
APN
0592-89-2595
UPID
US53-3886212
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$386k
Blend (final)
Blend
$510k
Owner & transaction history
3 Way Franklin LLC
3 Way Franklin LLC
since 2025
Last sale
$580,000
7 recorded transactions
Zoning & alternative use
CP · Godwin, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$820,000
+11.1%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Godwin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Godwin submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$740,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$820,000
Change: +11% · Conversion: Moderate
COMMERCIAL (GENERAL)
$700,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $580k (Jul 28 2025)
Last sale anchor
$580k
Jul 28 2025
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$82 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2019Property tax & assessments
Tax year 2019
Tax billed
$2,441
Tax year 2019
Assessed value
$257,878
Assessed 2023
Previous assessed
$257,878
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed land
$16,751
Assessed improvement
$241,127
Land market value
$16,751
Improvement market value
$241,127
Total market value
$257,878
Applied tax rate
141.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1986
Heating
NONE
Stories
1
Total area
6,208 SF
Lot
0.58 ac (25,265 SF)
Zoning code
CP
APN
0592-89-2595
UPID
US53-3886212
Jurisdiction
CUMBERLAND
Zoning & alternative use
CP · Godwin, NC
Zoning CP · permitted uses
CP · Godwin, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Godwin. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$740,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$820,000
COMMERCIAL (GENERAL)
Est. value
$700,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1986
Heating
NONE
Stories
1
Lot
0.58 ac
Current owner
From public records · entity-resolved
3 Way Franklin LLC
Entity
Mailing address
220 PUDDINGSTONE DR, FAYETTEVILLE, NC 28311-7107
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2025
$580,000
3 Way Franklin LLC
Pj Realty Investments LLC
Special Warranty Deed
$345,000 · Dogwood State Bank
Mar 25, 2020
—
P J Realty Investments LLC
—
Deed
related
$133,918 · Thang Nguyen
Jun 27, 2019
—
P J Realty Investments LLC
Jmj Realty Investments LLC
Grant Deed
—
Apr 22, 2019
—
Jmj Realty Investments LLC
Tran,john
Grant Deed
—
Sep 6, 2018
—
John Tran
Jmj Realty Investments LLC
Warranty Deed
—
Oct 8, 2015
—
Jmj Realty Investments LLC
Epco World LLC
Special Warranty Deed
$200,000 · Select Bank & Trust Co
May 20, 2014
$455,000
Epco World LLC
Eurocan Ents INC
Grant Deed
$470,000 · Eurocan Ents INC
Sep 18, 2009
$470,000
Eurocan Ents INC
Earth Petroleum Corp Of North Car
Grant Deed
—
Mar 24, 2009
—
Earth Petroleum Corp Of North Car
Patel,mayankkumar R
Grant Deed
related
—
Nov 12, 2008
$785,000
Patel,mayankkumar R
Earth Petroleum Corp Of North Car
Grant Deed
$678,000 · Earth Petroleum Corp/north Car
Nov 12, 2008
$470,000
Earth Petroleum Corp Of North Car
Aaaa INC
Grant Deed
—
—
—
P J Realty Investments LLC
—
Deed Of Trust
related
$133,918 · Thang Nguyen
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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